Purchase price: $235,000 Cash invested: $40,000 Sale price: $345,000 Total renovation besides cosmetics added bedroom, new everything interior finishing, resanded portions of hardwood floor and updated areas that were in need, reframed floor plan to more open concept, so much more...

Purchase price: $65,000 Cash invested: $124,832 SFH in North FL that needed some foundation work and cosmetic rehab.

Added an extra bedroom on the loft that was pretty huge: 3--> 4 bedrooms; still room to have a home theater and extra room for more cash flow.Also the light fixture in the kitchen looked like you were in an hospital surgery room... not very appealing when you enter in the house because the first thing you see... so put some modern can lights and also added a garage door opener (who wants one you operate manually anyway?)

Below are some before pictures of the property and as you can tell it was pretty rough shape cosmetically.

I fixed these issues first and as problematic tenants turned over, I did cosmetic improvements to those units that helped to increase rents.

Purchase price: $2,065,000 Cash invested: $500,000 INVESTMENT HIGHLIGHTSFifteen Spacious Two-Bedroom UnitsHigh-Demand Beaverton Submarket –Suburb to Portland, ORSelect Units with Washer/Dryer Hookups, GaragesHeavy Lifting Complete –Upside Through Cosmetic Interior UpgradesDiverse Employment Drivers Include Intel, Nike, Tektronix, Columbia SportswearBuilt in 1980, the Oak Villa Apartments is an apartment community located in Beaverton, OR.

Purchase price: $2,065,000 Cash invested: $500,000 INVESTMENT HIGHLIGHTSFifteen Spacious Two-Bedroom UnitsHigh-Demand Beaverton Submarket –Suburb to Portland, ORSelect Units with Washer/Dryer Hookups, GaragesHeavy Lifting Complete –Upside Through Cosmetic Interior UpgradesDiverse Employment Drivers Include Intel, Nike, Tektronix, Columbia SportswearBuilt in 1980, the Oak Villa Apartments is an apartment community located in Beaverton, OR.

Mostly cosmetic stuff that I can do myself.

If you are only doing a cosmetic rehab with new paint, flooring & fixtures you may not need a permit at all, but it all depends on your local building department's rules and regulations.  

All of the major systems in the home (HVAC, roof, decks/porches, windows, fire detection system, etc) have been replaced in the last 5 years so if the people know what they are looking at they should realize what the property has going for it and anything the units need done is cosmetic stuff that will be done on unit turnarounds anyway.